HomeMy WebLinkAboutITEM III-ACITY of * *
AliBURN Memorandum
WASHINGTON Planning and Development Department
To: Downtown Redevelopment Committee
From: Elizabeth Chamberlain, Principal Planner
CC: Kevin Snyder, Interim Planning & Development Director
Date: January 21, 2010
Re: Discussion of Downtown Urban Center Design Standards
Background
The Downtown Urban Center Design Standards were originally adopted as part of the
Downtown Urban Center (DUC) zone by the City Council February 2007. Subsequent
amendments have been made to the standards to address the two project nearing
completion; the One Main Building and Medical Office Building/Parking Garage.
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Now that two projects have been constructed under the Downtown Urban Center Design
Standards, staff would like to begin discussions with the Downtown Redevelopment
Committee about what elements of the existing standards worked with the two projects
and what elements did not work and should be revised.
Attached to this memo are the current Downtown Urban Center Design Standards for
the Committee's reference and for the discussion at Tuesday's meeting.
Next Steps
After Tuesday's meeting, staff will begin working on draft changes to the Downtown
Urban Center Design Standards depending on the outcome of the Committee's
discussion.
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AUBURN- MORE THAN YOU IMAGINH)
Downtown Urban Center
Design Standards
ADOPTED 2/12/07
AMENDED 4/14/08
AMENDED 06/9/08
AMENDED 06/16/09
Design Standards
Downtown Urban Center Zone
June 16, 2009
Contents
GUIDELINES APPLICABLE TO ALL DEVELOPMENT
Site Design Parking Lots and Garages
--Screening and Landscaping
--Pedestrian Connections
--Width / Spacing of Driveways
Shielded Lighting
Screening Service Areas
Public Plazas
Building Design Entrances
Ground Level Details
Base / Middle / Top
Upper Level Setbacks
Treating Blank Walls
Use of Neon
Parking Structures
Screening Rooftop Equipment
Energy Efficiency
Sign Design Integration with Architecture
Creativity
Landmark Signs
Ground Signs
ADDITIONAL GUIDELINES FOR DEVELOPMENT SITES
ADJACENT TO PEDESTRIAN STREETS
Site Design Limitation on Driveways
Location of Parking
Location of Drive-Through Lanes
Building Design Land Use Mix
Proximity to Sidewalk
Ground Level Transparency
Weather Protection
Sign Design Pedestrian Orientation
Design Standards 2
Downtown Urban Center Zone
June 16, 2009
0UYDEL %'ES AF~r"'L1CABLE TO .A LL REVELOPMl=NT IN DOVVAIa OVM
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GUIDELINES APPLICABLE TO SITE DESIGN
PARKING LOTS AND GARAGES
Intent: Reduce the visual impact of surface parking lots
and garages
A. General
1. Parking shall be located over, under, behind, or to the side of
buildings. Parking structures are strongly encouraged.
2. All parking lots shall meet the design and construction standards
of ACC 18.52 unless modified herein.
Parking stall standards for 90 degree stalls in structured
parking facilities shall be 18 feet in length and 9 feet in width.
All other dimensions shall meet ACC 18.52.
3. No compact parking stalls shall be allowed in surface parking lots.
B. Screening and Landscaping
1. Surface parking lots consisting of ten or more stalls shall feature
landscaped planter beds at a ratio of one to every six (6) stalls. Each
planter bed shall include at least one tree, a minimum caliper of two
(2) inches at the time of planting.
2. The minimum planter size shall be 100 square feet. Planters shall
be protected by concrete curbs and shall also feature shrubs and/or
groundcover.
3. Surface parking lots located adjacent to any street (excluding
alleys) shall be screened by one or a combination of the following:
a. Low walls made of decorative concrete, masonry, or other
similar material, not exceeding a maximum height of 30 inches.
b. Raised planter walls planted with a minimum of 80% evergreen
shrubs, not exceeding a total height of 30 inches
c. Landscape plantings consisting of trees (of which at least 80%
are deciduous) and shrubs and groundcover materials (of which at
least 80% are evergreen).
d. All plant material used for parking lot screening shall provide
clear views between 30 inches and eight (8) feet above the ground
surface, for visibility and safety.
e. Planting areas shall be a minimum of five (5) feet in width and
shall be irrigated.
Design Standards
Downtown Urban Center Zone
June 16, 2009
GURDELa'NES A."D.PLICABLE TD ALL DEVELOPMENT IN DCG ITC'dVV
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PARKING LOTS AND GARAGES (Cont.)
C. Pedestrian Connections
1. Pedestrian connections not less than five (5) feet wide
shall be provided through parking lots to building entrances,
sidewalks and/or transit stops.
2. Pedestrian connections should be clearly defined by at
least two of the following:
a. Six (6) inch vertical curb in combination with a raised
walkway;
b. Textured paving, including across vehicular lanes,
such as unit pavers, stamped and scored concrete;
c. Bollards;
d. Trellis;
e. Continuous landscape area at least three (3) feet
wide and at least on one side of the walkway;
f. Pedestrian-scale lighting to aid in wayfinding.
D. Width / Spacing of Driveways
1. Driveways should not exceed 24 feet in width at the property
line. Distance between curb cuts should not be less than 100
feet, measured from the outer edge of the driveway aprons.
2. The sidewalk pattern and material shall continue across the
driveway.
2. SHIELDED LIGHTING
Intent. Ensure that exterior site lighting contributes to the
character of the site such as accentuating architectural features (e.g., building entrances)
and does not disturb adjacent development
A. Only City-approved standard fixtures shall be used for public sidewalk lighting.
B. All site lighting shall be shielded from producing off-site glare, either
through exterior shields or through optical design inside the fixture, so that the
direction of the light is downward. 1\-L24. mac
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C. The maximum height allowed for parking lot lighting is 24 feet. The , k8 ary3
maximum height along pedestrian walkways is 16 feet
Design Standards 4
Downtown Urban Center Zone
June 16, 2009
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D. Site lighting should be appropriate to create adequate visibility at night, evenly distributed to increase
security, and coordinated with adjacent landscaping to avoid casting long shadows.
E. Incorporate electrical service into lighting fixtures for seasonal ornamental lighting.
0OYDELhVES APPL/CABLE TO ALL DEVELOPMENT W DOWN T OWN
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3. SCREENING OF TRASH I SERVICE AREAS
Intent., screen trash storage, loading and service areas from public view
A. Trash and service areas shall be placed away from streets.
B. All service, loading and trash collection areas shall be screened by a
combination of masonry walls and planting, with similar character to the
design of the building it serves.
C. Loading and service areas shall not face any residential areas, unless
no other location is feasible. Effort should be made to buffer impacts to
residential areas.
4. PUBLIC PLAZAS
Intent. ensure public plazas are readily accessible for use and offer a pleasant
environment
A. Public plazas must abut and be within three (3) feet in elevation of a public sidewalk. Ramps shall be
provided consistent with ADA standards.
B. At least ten (10) % of the plaza area shall be planted with trees and other vegetation.
C. Plazas shall include adequate lighting, allow for penetration of sunlight, and provide seating in the
form of low walls, benches and/or tables and chairs.
D. Accessory site features such as, waste receptacles, street furniture and movable planters shall be of
compatible design to the main building served by the plaza.
Design Standards
Downtown Urban Center Zone
June 16, 2009
GWDELlA'ES AS _'PL1CA ALE TO ALL DEVEL OPMENT IN DOWN TOWN
1. ENTRANCES
Intent. ensure that entrances are easily identifiable
and accessible from streets and sidewalks
A. Main building entrances should be oriented to the property
line abutting the primary street rather than to a parking lot.
B. Locate primary entrances so that they are visible from the
public right-of-way. The entry should be marked by
architecturally prominent elements such as canopies, ornamental
lighting fixtures and/or fixed seating that offer visual prominence
and a sense of safety.
2. GROUND LEVEL DETAILS
Intent: reinforce the character of the streetscape
A. Street-oriented fagades of commercial and mixed-use
buildings shall be designed to be pedestrian-friendly through
the inclusion of at least four of the following elements:
1) Kickplates for storefront windows;
2) Projecting window sills;
3) Pedestrian scale signs;
4) Canopies;
5) Plinths for columns;
6) Containers for seasonal plantings;
Ornamental tilework;
8) Medallions;
9) Belt courses;
10) Lighting or hanging baskets supported by ornamental
brackets;
11) An element, as approved by the City, which meets the
intent of this section.
Design Standards
Downtown Urban Center Zone
June 16, 2009
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BASE / MIDDLE / TOP
Intent: primarily emphasize the street level, but also
create a visually interesting skyline
A. Buildings above 30 feet in height should distinguish a "base" at
ground level using articulation and materials such as stone, masonary,
or decorative concrete.
B. The "top" of the building should emphasize a distinct profile or
outline with elements such as a projecting parapet, cornice, upper level
setback or pitched roofline.
C. The "middle" of the building should be distinguished by a change in
materials or color, windows, balconies, stepbacks and signage.
UPPER LEVEL SETBACK
Intent: reduce the apparent bulk of multi-story buildings and
maintain pedestrian scale
A. Building fagades abutting streets shall have an upper level setback
at a height 25-40 feet above grade, with a minimum depth of ten (10)
feet.
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Design Standards 7
Downtown Urban Center Zone
June 16, 2009
COYDEL NES !lPPL1CABLE TO ALL DEVELOPMENT,N DOWNTOWN
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TREATMENT OF BLANK WALLS
Intent. reduce the visual impact of blank walls by providing visual interest
A. Blank walls visible from the public street longer than 30 feet shall
incorporate two (2) or more of the following features:
1) Vegetation, such as trees, shrubs, ground cover and/or vines
adjacent to the wall surface;
2) Artwork, such as bas-relief sculpture, murals, or trellis structures
3) Seating area with special paving, lighting fixtures and seasonal
plantings; and/or
4) Architectural detailing, reveals, contrasting materials or other
special interest, consistent with character of the downtown.
USE OF NEON
Intent. encourage the use of neon as an architectural embellishment in keeping with the character
of downtown.
A. Neon may be allowed to emphasize unique building features.
B. Neon may be used as artwork or as graphic symbols that portray the nature of the business, provided
that no written words shall be allowed.
Design Standards 8
Downtown Urban Center Zone
June 16, 2009
GUfDEL %1ES l4? PL1CABLE TO ALL DEVELOPMENT A' DOG' NTOW.N
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8.
PARKING STRUCTURES
Intent. reduce the visual impact of structured parking located above grade
A. At ground level, free-standing parking structures shall comply with guidelines addressed under
`Ground Level Details.'
B. Upper levels of structured parking should be screened or treated architecturally by two or more of the
following:
1) Roughly square openings rather than horizontal
2) Planting designed to grow on the fagade
3) Louvers
4) Expanded metal panels
5) Decorative metal grills
6) Spandrel (opaque) glass
An element, as approved by the City, which meets the intent of this
section.
C. Lighting fixtures within garages should be screened from view from the street.
D. In order to provide a safer environment, parking structure illumination should be designed to a
maximum uniformity ratio (proportion of average to minimum illumination) of 4:1.
ROOFTOP EQUIPMENT REQUIREMENTS AND
SCREENING
Intent. screen rooftop mechanical and communications
equipment from the ground level of nearby streets and
residential areas
A. Mechanical equipment shall be screened by an extended parapet
wall or other roof forms that are integrated with the architecture of
the building.
B. Painting of equipment and erecting fences are not acceptable
methods of screening.
C. An access easement to rooftops shall be provided to the City,
which will allow the installation of devices for wireless coverage
and maintenance of those devices. The applicant shall also
provide access to power on rooftops to be used for City wireless
facilities. The parameters of the access easement and location
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Design Standards vfs(Ua :~ommtmfcMfap eq mem is L&joafrabie
Downtown Urban Center Zone
June 16, 2009
of devices shall be approved by the City. Any cabling and/or power shall be secured so the facilities
are not damaged by other activity on the roof.
D. The applicant shall install an outdoor speaker system and AM receiver, to receive the City's Main
Street radio signal, on any new commercial structure within the Downtown Urban Center zone. The
property owner and/or building owner shall be responsible for the outdoor speaker system and any
repairs or maintenance.
OW-DELINE5 APL/CABLE TC ALL DEVELOPMENT IN DOWN TOWN
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1. LANDMARK SIGNS
Intent: preserve the unique character of the downtown
A. Retain existing historic signs (as determined by the City) that
feature the character of the area, wherever possible.
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2. INTEGRATION WITH ARCHITECTURE
Intent. ensure that signage is a part of the overall design
of a project and not additive or an afterthought
A. The design plans for buildings and sites shall identify locations
and sizes for future signs. As tenants install signs, such signs shall
be in conformance with an overall sign program that allows for
advertising which fits with the architectural character, proportions,
and details of the development. The sign program shall indicate
location, size, and general design.
B. New signs should not project above the roof, parapet or exterior
wall unless part of an integral architectural feature. Signs mounted
on a roof are not allowed.
Design Standards
Downtown Urban Center Zone
June 16, 2009
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0WDEL.INE.S !l/-PLYCABLE TO AL. L- DEVEL OPMENT IN DO ArAl TOWN
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3. CREATIVITY
Intent. encourage interesting, creative and
unique approaches to the design of signage
A. Signs should be highly graphic in form, expressive
and individualized. Signs should convey the product or
service offered by the business in a bold, graphic form
B. If a projecting sign is designed by a graphic design
professional and includes a non-verbal, three-
dimensional symbol that succinctly conveys the nature of
the business and constitutes a dominant proportion of the
overall design, the sign may be allowed to exceed the
maximum area otherwise allowed by 50%.
4. GROUND SIGNS
Intent: ensure that signs are not principally
oriented to automobile traffic
A. All freestanding signs shall be ground (monument)
signs no higher than five (5) feet.
B. The area around the base of any ground sign shall
be planted with shrubs and seasonal flowers.
C. Internally-lit signs are prohibited except when located
adjacent and oriented to Auburn Way North/Auburn Way
South street frontages and only with electronic message
center signs in accordance with Auburn City Code
Chapter 18.56 Signs. If an internally lit sign is utilized,
the sign shall also conform to all other applicable
standards for changing message center signs as
described in this same chapter.
Design Standards 11
Downtown Urban Center Zone
June 16, 2009
ADDITIONAL CWDELfNES FOR DEVELOPMENT ,SYTES AD.;ACE? T To PEDE TR;Afd STREETS
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ADDiTIO.N' L GUIDELINES FOR
DEVEL0PP4 ENT SATES ADJ ENT TO
PEDESTRIAN
STREETS
1. LIMITATIONS ON DRIVEWAYS
Intent. maintain a continuous sidewalk by
minimizing driveway access
A. Curb cuts are prohibited on Main Street and also on other Pedestrian I
Streets, unless access from no other street is available.
2. LOCATION OF PARKING
Intent. reduce the visual impact of parking
and enhance the pedestrian experience
A. Parking shall be located under or behind buildings or within structures.
B. On Pedestrian Streets, surface parking is not permitted between the
building and the right-of-way.
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3. LOCATION OF DRIVE-THROUGH LANES
Intent. preserve a safe and comfortable
pedestrian experience
A. Drive-through lanes are not allowed between the building
and the public right-of-way on Pedestrian Streets.
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Design Standards 12
Downtown Urban Center Zone
June 16, 2009
DDITtt]NA.L GU.CDELL VES FOR DEVELOPMENT SITES ADJACENT TO PEDE TRON STREETS
1. LAND USE
Intent. ensure a rich, uninterrupted mixture of
lively activities aimed at people on foot
A. Along Pedestrian I Streets, ground floor uses that
face the sidewalk shall be retail, restaurant or personal
service uses.
B. Along Pedestrian II Streets, ground floor office and
residential uses are also acceptable when facing the sidewalk.
2. PROXIMITY TO SIDEWALK
Intent. reinforce an active pedestrian experience
along Pedestrian Streets
A. Buildings along Pedestrian Streets shall be set immediately
at the back of the sidewalk, with the exception of providing open
space for public use such as plazas, courtyards and seating areas.
B. Water run-off from canopies/awnings should be controlled by
gutter or other means.
Design Standards 13
Downtown Urban Center Zone
June 16, 2009
AlDDITtONA-L GU.CDELL VES FOR DEVELOPMENT SITES ADJACENT TO PEDESTRON STREETS
3. GROUND LEVEL TRANSPARENCY
Intent. provide a visual connection between activities
inside and outside of buildings
A. Along Pedestrian I Streets, a minimum of 80% of any ground floor
fagade (between two (2) feet and 12 feet above grade) facing a street
or public space shall be comprised of clear, "vision" glass.
B. Along Pedestrian II Streets, a minimum of 60% of any ground floor
facade (between two (2) feet and 12 feet above grade) facing a street
or public space shall be comprised of clear, "vision" glass.
C. Along Main Street, doors and windows should reflect the historic
Main Street rhythm of 25-foot wide storefronts.
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4. WEATHER PROTECTION
Intent: provide pedestrians with protection from the weather
A. Canopies and awnings shall be provided along all fagades that are
adjacent to Pedestrian I Streets. Canopies and awnings are
encouraged along facades on Pedestrian II Streets.
B. The minimum depth of any canopy or awning shall be six (6) feet.
The vertical dimension between the underside of the canopy or awning
and the sidewalk shall be at least eight (8) feet and no more than 12
feet.
C. Canopies and awnings shall be of shed or marquee style, except
that bowed awnings may be used over arched windows. "Bubble"
awnings and backlit awnings with translucent materials are not
permitted.
D. Weather protection can be combined with the method used to
achieve visual prominence at entrances.
Design Standards
Downtown Urban Center Zone
June 16, 2009
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ADDITIONAL GUOELDNES FOR DEVELOPMENT Sf TES ADJACENT T D PEDESTRIAN STREET
PEDESTRIAN ORIENTATION
Intent: provide signs that activate and strengthen
the pedestrian realm
A. Signs shall be primarily oriented to pedestrians, rather than
people in vehicles. The following are types of signs are
encouraged along Pedestrian Streets:
1) Blade signs (projecting over sidewalk)
2) Window signs (painted on glass or hung behind glass)
3) Logo signs (symbols, shapes)
4) Wall signs over entrance.
B. Pole signs and monument or ground signs are not
permitted on Pedestrian Streets.
C. Signs shall be evaluated with respect to size, scale,
relationship to other signs, function, location and other factors.
Design Standards
Downtown Urban Center Zone
June 16, 2009
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Design Standards 16
Downtown Urban Center Zone
June 16, 2009